Historic Duplex with Modern Second
For Sale
$1,295,000
8867 SE 10th AVE, Portland, OR 97202
A 1905 Craftsman includes a permitted 2013-built residence with private entry and adaptable living space.
Property Size4,041 SF
Price / SF$320.47
Days on Market9
Property Features for 8867 SE 10th AVE
General Information
Standard status
Active
Size
4,041 SF
Total Parking Spaces
3
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
front porch
decking
fenced yard
storage sheds
lawn
fruit trees
flowering gardens
Building Details
Year Built
1905
Construction
Craftsman
Listing Agency:
Pacific Coast Real Estate & Development, LLC
(541) 297-2169
Listed By:
Linnea Kittrell
(541) 556-5292
Source:
Oregonrealestateadvisors
Added: Sep 9
Changed: Sep 15
Last Checked: Sep 16 at 6:26PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Pacific Coast Real Estate & Development, LLC
Investment Insights
Based on property information with market context.
This duplex pairs a 1905 Craftsman residence with a fully permitted second home built in 2013. The 4,041-square-foot primary residence retains clear fir floors, paneled and tongue-and-groove walls, picture molding, and a front porch while adding a chef’s kitchen with quartz counters, custom cabinetry, stainless-steel appliances, and an oversized island. Its layout includes four bedrooms or office-capable rooms, three full baths, a sunroom, mudroom, bonus room, and finished lower-level garage and workshop areas.
The 1,031-square-foot second residence has a separate entrance, open-concept great room, full kitchen, one bedroom, office area, walk-in closet, en-suite bath, and washer/dryer. Outdoor features include extensive decking, a fenced yard, mature gardens, grapevines, fruit trees, lawn, and two storage sheds. The property is across from Waverley Country Club and located blocks from Sellwood restaurants, coffee shops, parks, and the Willamette River.
The 1,031-square-foot second residence has a separate entrance, open-concept great room, full kitchen, one bedroom, office area, walk-in closet, en-suite bath, and washer/dryer. Outdoor features include extensive decking, a fenced yard, mature gardens, grapevines, fruit trees, lawn, and two storage sheds. The property is across from Waverley Country Club and located blocks from Sellwood restaurants, coffee shops, parks, and the Willamette River.
Key Highlights
- 1905 Craftsman duplex with preserved clear fir floors, paneled walls, picture molding, and front porch
- Fully permitted 2013‑built second residence measuring 1,031 square feet
- Primary residence totals 4,041 square feet with four bedrooms or office‑capable rooms and three full baths
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$58,715
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.53%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,174,300
$1.2M
Cap Rate 7%
$838,786
$838.8K
Cap Rate 9%
$652,389
$652.4K
Market Conditions
NOI Build-Up for 4,041 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$89.7K $22.20/SF
− Vacancy
−$5.8K −$1.44/SF
EGI
$83.9K $20.76/SF
− OpEx
−$25.2K −$6.23/SF
NOI
$58.7K $14.53/SF
Area
ZIP 97202
Vacancy
6.50%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,174,300
Cap Rate 7%
$838,786
Cap Rate 9%
$652,389
Alternative Uses
Best Use
Multifamily LT 5
$838.8K
$733.9K – $978.6K
NOI $58,715 @ 7.0% cap · market cap 4.53%
Second Best
Apartment 5plus
$778.8K
$681.5K – $908.6K
NOI $54,518 @ 7.0% cap · market cap 4.21%
Theoretical Best
Office A
$964.1K
$843.6K – $1.12M
NOI $67,485 @ 7.0% cap · market cap 5.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
899
Businesses Nearby
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Business Placement
Demographics for 97202, OR
43,193
Population
20,097
Households
2.1
Avg Household Size
38
Median Age
65%
College-Educated
96%
High-School Grad
6.3 sq mi
ZIP Area
6,856
Density / Sq Mi
$100,353
Median Household Income
$52,090
Median Earnings
$1,674
Median Rent
$684,800
Median Home Value
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - A 1905 Craftsman includes a permitted 2013-built residence with private entry and adaptable living space.
Where is this duplex located?
The property is located at 8867 SE 10th AVE Portland, OR.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: 1905 Craftsman duplex with preserved clear fir floors, paneled walls, picture molding, and front porch; Fully permitted 2013‑built second residence measuring 1,031 square feet; Primary residence totals 4,041 square feet with four bedrooms or office‑capable rooms and three full baths
